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09-11-2007 PC MINMEETING OF THE ELK RI HELD AT ELK TUESDAY, SE Members Present: Chair Stevens, Commissi Westgaard Members Absent: Staff Present: None Jeremy Barnhart, Plannin Beahen, Police Chief; Ph Recording Secretary PLANNING COMMISSION ~R CITY HALL /IBER 11, 2007 Anderson, Austad, Lemke, Scout, Staul and Manger; Sheila Cartney, Senior Pla ner; Jeff Hals, Street Superintendent; Debbi Huebner, 1. Call Meeting To Order Pursuant to due call and notice thereof, th meeting of the Elk River Planning ommissi was called to order at 6:38 pm. by Chair St vens. 2. COnslder 9/11 /07 Planning Cnmmisainn o-Pnrla MOVED BY COMMISSIONER AND RSON AND SECONDED BY COMMISSIONER LEMKE TO APP OVE THE SEPTEMBER 11, 20 PLANNING COMMISSION AGEND .MOTION CARRIED 7-0. 3.1. Tune 12. 2007 Planning Commission Minn Ps MOVED BY COMMISSIONER WES GAARD AND SECONDED BY COMMISSIONER LEMKE TO APP OVE THE JUNE 12, 2007 MIN TES WITH THE FOLLOWING CORRECTION: ITEM 4. -COMMISSIONER LEMKE TTENDED THE JUNE 18, COUNCIL MEETING. MOTION CARRIED 7-0. 3.2. MOVED BY COMMISSIONER WEf COMMISSIONER LEMKE TO APP: WITH THE FOLLWING CORRECT ITEM 5.5. -VOTE SHOULD BE 5-1. MOTION CARRIED 7-0. 4. Planning Commission RenrPSPnrarivP rn f ARD AND SECONDED BY ? THE AUGUST 14, 2007 MIl Stevens opposed. 7 CITY S Commissioner Austad will attend the September 17, 2007 City Council meeting. Planning Commission Minutes Page 2 September 11, 2007 5.1. 5.2. No. CU 07-26 -Public Hearin Mr. Barnhart stated that the Public Works and Parks administration are Curren y undergoing an analysis of their space needs, and they ould like to utilize temporary trailer for their short term needs. Chair Stevens opened the public hearing. 'here being no public comment, Char Stevens closed the public hearing. MOTION BY COMMISSIONER AN ERSON AND SECONDED B COMMISSIONER WESTGAARD TO RECOMMEND APPROVAL O THE REQUEST BY THE CITY OF ELK VER FOR AN INTERIM USE ERMIT FOR TEMPORARY PORTABLE OF ICES, CASE NO. CU 07-26, WI H THE FOLLOWING CONDITIONS: 1. THE STRUCTURES MEET NEC SSARY BUILDING AND FIR CODES. 2. THE STRUCTURES SHALL BE EMOVED BY DECEMBER 31, 010. MOTION CARRIED 7-0. Ms. Cartney stated that the applicant is req esting the amendment to allow ace sory structures in the I-2 Medium Industrial zo ing district, in order to allow additio al vehicle storage space for their towing businesses. Ms. Cartney reviewed the recomme ded ordinance changes. Staff recommends app oval of the request. Chair Stevens opened the public hearing. closed the public hearing. being no public comment, Char Stevens Commissioner Scott stated he had no op Business Park Zoning District, as long as stated he did not have a problem approvi that accessory structures would not be bL Cartney stated that the structures would r zoning district. MOTION BY COMMISSIONER S COMMISSIONER LEMKE TO RE ORDINANCE AMENDMENT AS 1. ACCESSORY STRUCTURES WIL UNDER ACCESSORY USES. 2. ACCESSORY STRUCTURES WOi GUIDELINES FOR THE MEDIU 3. THE MAXIMUM SIZE ALLOWEI SHALL BE LIMITED TO 20% OF 4. SETBACKS: A. FRONT: 30-FEET B. SIDE: 10-FEET ~ition to allowing accessory structur s in the materials matched the principles cture. He them in the I-2, but that they shoul recognize to the same standards as the Busine s Park. Ms. d to meet the material guidelines of e I-2 AND SECONDED BY /IEND APPROVAL OF THE BE ADMINISTRATIVELY .D NEED TO MEET THE D SIGN [ INDUSTRIAL ZONING DIS RICT. FOR AN ACCESSORY STRU URE 'HE MAXIMUM LOT COVE GE. Planning Commission Minutes September 11, 2007 5.3. C. REAR: 10-FEET 5. BUILDING HEIGHT SHALL B LIMITED TO 60 FEET. MOTION CARRIED 7-0. Ms. Cartney noted that staff will also requ st authorization from the City Co, the accessory structure requirements in all commercial and industrial districts still meet the City's expectation. Ms. Cartney explained that the applicant line development to construct a retail sp Home Depot building. The shared wall businesses. She noted that it was anticil would be constructed in this location. S presented. Chair Stevens opened the public hearing. Page 3 al to review confirm they requesting a conditional use permit or a zero lot (Dollar Tree) attached to the north end of the l also be the property line that separ tes the two ed in the PUD process that a struc re/business E recommends approval of the requ st as Pat Gordy, 19031 Zane Street -Stated tha he is a 20-year resident and owner f the existing "dollar" store in Elk River. He stated he 'd not feel that the community cool support two stores of this type. He provided informati n regarding the number of Dollar ree stores, employee wages, source of products, etc. e noted that he pays an average of 9.75 per hour to his employees, versus $7.00 per h ur by Dollar Tree. He asked that th Planning Commission not allow a second store oft is type due to its impact on his busi ess. Russ McGinty, representing the applicant, TM Development -stated that he ould sympathize with Mr. Gordy, but that he fe t the area can support two of the sa e type businesses. He cited as an example, there re two Great Clips salons in Elk Ri er. There being no further public comment, (hair Stevens closed the public Commissioner Westgaard stated that he fe t the zero lot line setback was cc intent of the development. He stated that e could appreciate the business concerns, but that the request was not to a dress the type of business to oc He stated he had no issues with the reques and would support approval. concurred. MOTION BY COMMISSIONER AUS AD AND SECONDED BY COMMISSIONER WESTGAARD TO RECOMMEND APPROVAL O REQUEST BY STM DEVELOPMEN FOR A CONDITIONAL USE TO ALLOW A ZERO LOT LINE DE ELOPMENT, CASE NO. CU 0 MOTION CARRIED 7-0. 5.4. Request by AJ's Complete Auto No. CU 07-24 -Public Hearin Mr. Barnhart reviewed AJ's Complete Au request, it is important to look at the uses greatest concern being parking. He state with the the space. Stevens THE -27. motive's request. He stated that in r viewing the the area and how they function, wi the that additional auto sales do not se to be the Planning Commission Minutes September 11, 2007 best use where traffic and parking are alr there is an agreement with Pizza Hut to unimproved area with no curb, gutter or is not consistent with the standards for a~ staff has prepared some conditions if the request. a problem. Mr. Barnhart stated parking, but additional cars are i ig. Staff does not support the re Page 4 t apparently .zing the °st since it a conditional use permit. H~ noted that Commission were inclined o approve the Chair Stevens asked if overnight parking f vehicles is allowed. Mr. Barnhart tated that in researching the original approval for the a to mall, there were strong concerns for overnight parking by the neighborhood, but there li ely is some occurring now. Commissioner Staul questioned the co ent in the staff report regarding con tstenry with the conditional use permit standards. Mr. Barnhart explained. Commissioner Austad asked if the shared parking area was grass. Mr. Barnhar stated it was now gravel/grass. Mr. Barnhart stated th t if approved, staff would recomme d that the applicant be required to park the vehicles or sale in front of the business. Commissioner Westgaard stated it would e difficult to require paving of the rking area, when two different property owners are ~ volved. Mr. Barnhart stated that it ould take cooperation between the two parties. He tated that the city cannot force the to do the improvements, but that it would be their i tent to not have the other business s suffer because of the new use. Chair Stevens noted that the conditional permit stays with the property Chair Stevens opened the public hearing. Amy Larson, 279 Carson Stteet, part intent to have a car lot, but they would customers. She stated that the green sl use it. Also, they plan to park the vehii stated that there will be no signage adv service to their customers. She noted t them they are allowed to park on the w with AJ's Automotive -stated th to be able to occasionally provide is used by Abra Auto Body, and th indoors overnight which are for sa] ;ing cars for sale and will only be pr the owner of the property, John W. end of the green space until 5:00 pr it is not their -s to their they do not Ms. Larson There being no further comments, Chair closed the public hearing. Commissioner Staul asked if the conditio would stay with the property to on five vehicles for sale. Mr. Barnhart stated es, and that they could include the the cars be parked indoors overnight. Any future tenant wanting more than fi have to request an amendment to the con 'tional use permit. Commissioner Westgaard stated that he h d a problem with expanding a buss there already is a parking problem. Also, e was not comfortable approving t a condition that would require a neighbors g business to participate in impro~ parking area. Chair Stevens concurred. H stated that he found it difficult to space when dropping off his vehicle when he patronized a former business in Commissioner Anderson also concurred, tating he felt the area is parking-ch that the parking for the original developm nt was undersized. He stated they the request on its own merits. Commissio er Anderson stated he was not in has told allow up to guage that cars would .s where request with cents to the 3 a parking is location. ed, and to look at of Planning Commission Minutes September 11, 2007 approval, since the request does not me use permit. He noted that there is only police and fire protection access. Page 5 three of the five criteria for granting a conditional e way in and out of the site and had concerns with Commissioner Austad stated that he felt owing the applicant to have two ve icles for sale was a good compromise. He concurred the did not feel it was appropriate o ask Pizza Hut to make improvements to the parkin area. Commissioner Scott noted th t the state statute requires parking for a minimum o five vehicles as part of the auto bro erage licensing approval. Commissioner Lemke stated that he conc rred with Mr. Barnhart that it is ob ous there is a parking problem, if vehicles are currently arking on the green space. He state that he would be willing to look at parking in a w rkshop session. Commissioner Staul stated that he would property owners to see if they would be i MOTION BY COMMISSIONER LE COMMISSIONER ANDERSON TO REQUEST BY AJ'S COMPLETE Ai; PERMIT FOR AUTO BROKERAGE FOLLOWING FINDINGS: -e the applicant to talk with in improving the parking a IKE AND SECONDED BY tECOMMEND DENIAL OF T "OMOTNE FOR A CONDITII CASE NO. CU 07-24, BASED C 1. THERE IS INSUFFICIENT PAR NG ON SITE TO SATISFY PARKING REQUIREMENTS F R THE ADDED VEHICLES 2. THE REQUEST DOES NOT ME T THE FOLLOWING CRI7 GRANTING A VARIANCE: • WILL NOT ENDANGER, III THE USE AND ENJOYMEl~ IMMEDIATE VICINITY OR MORALS, COMFORT, CON THE NEIGHBORHOOD OF • WILL BE SERVED A.DEQUA AFFECT ESSENTIAL PUBL: INCLUDING STREETS, PO] DRAINAGE, REFUSE DISP( PARKS AND SCHOOLS; AN] TRAFFIC CONGESTION OI ADJACENT AND NEIGHBC ~ WILL FULLY COMPLY WIT: THIS CODE, INCLUDING A STANDARDS FOR THE ISSi ESTABLISH AND OPERATI= URE OR DETRIMENTALLY C OF OTHER PROPERTY IN CHE PUBLIC HEALTH, SAFE ENIENCE OR GENERAL WF THE CITY.. CELY BY AND WILL NOT AD FACILITIES AND SERVICE [CE AND FIRE PROTECTIO] SAL, WATER AND SEWER SY WILL NOT, IN PARTICULA] INTERFERENCE WITH THE LING PUBLIC THOROUGHF ALL OTHER QTY APPLICABLE REQUIR ANCE OF A LICENSE OR THE PROPOSED USE IN MOTION CARRIED 6-1. Commissi 5.5. Recluest by Stoneworks (TT CU 07-25 -Public Hearin Mr. Barnhart provided details on the S Staul opposed. other fAL USE THE FOR 'ARE OF Y CREATE FIC ON S OF ~TTS AND ~IIT TO CITY. operation. He stated that st~ff has Planning Commission Minutes September 11, 2007 received complaints from adjacent reside~ts and the biggest issue is the sandbl power washing of equipment and produc s. Staff proposes that the hours of limited to rmnirmze the unpacts on adjace t residences. He noted that this is area and that some noise is expected to b~generated. He reviewed the conditi by staff in their recommendation for approval., including all previous conditio original approval. Chair Stevens asked if production is outd ors. Mr. Barnhart stated that produ inside and outside the building. Commis oner Scott asked if screening was re original CUP. Mr. Barnhart stated yes, an that a row of evergreens were plan Page 6 ling and :ration be industrial is proposed of the •n occurs red in the last year. Chair Stevens opened the public hearing. Patricia Martie, 21114 Highway 169 - have no affect on the problems of noise ; paint their house, and that they are unabL problem. She stated that when the busing what they would be putting up with. She their home because of the business. Ms. business where it is, when they own so m business should not have been placed nee tated that restricting the hours of of id dust. She stated that they have bE to use their 3-season porch because ~s was originally approved, they did ~ tated she did not feel they would be [artie questioned why the owners ha ch property around it. She stated th to residential properties. eration would en trying to ~f the dust of realize able to sell i to locate the it the Lori Kinney, 211~h Avenue -stated that her home and she would like to have it n Chris Catron, Property owner 11574 his tenants. He stated that the business that in his research, he has found that s; reviewed information which stated sane environment, and discussed health risks lung disease. He stated he was very con sandblasting operation starts up Avenue -stated he was speaking taken away their quality of life. H lasting causes serious health cony ling should only be done in a cont >ciated with the operation includir. ed with these issues. Todd Plaisted,15781 Andri Street, Ramey, of Stoneworks -Stated he coc Mr. Catron's comments, but they did not t#se silica. Instead, they used a black abrasive in their sandblasting. He explaineld that he felt most of the dust the re complained about was coming from the road and not the sandblasting. He sta are watering the road to minimize the dusti Mr. Plaisted stated that when the 1 started, all the production was indoors, bud that they knew some of the work n outdoors. He stated they are trying to be Blood neighbors. Commissioner Staul stated that in the discussion of the original approval in 20( stated that the outdoor work would be done to the west of the building, but nc done on the north. He asked why they are working in this location. Mr. Plaist there is a building to the north where materials for the outdoor work are storec that moving the operation 125-175 feet would disrupt the flow of their busines and felt it would not help in alleviating noise. Patricia Martie - asked if the operation would be as noisy if it were moved stated she is also concerned about the muriatic acid which is being spilled on She stated the operation is scaring her. ~ht next to n behalf of explained ns. He ~lled irreversible d appreciate iamond idents 'd that they zsiness first zst be done tt was is being l stated that He stated operations, .ors. She ground. Chris Catron -stated that even if the product being used in sandblasting was plot silica- Planning Commission Minutes Page 7 September 11, 2007 based, there is still a concern with using other rocks, since the dust is the issue He stated that he also had concerns with the muriatic acid, and that an incident occurre on the site where the acid leaked onto the ground. F-lle stated he wanted to be sure the re idents are not at risk. Mr. Plaisted stated that the acid is used at a ratio of 120/1 to do the p wer washing, at 220 degrees. He explained the incident that occurred in which a tank hol g the muriatic acid sprang a leak and caused a fog. He stated that the Fire Chief required the to change to a stainless steel tank. He stated that the incident was investigated by the PCA. He noted that there is no excess acid runoff, since it is neutralized by the concrete base, nd that all products are store indoors. Mr. Catron stated that even if the acid is diluted, e had concerns of buildup in the basin where the runoff occurs. He stated that even ally the product would get into the groundwater. There being no further public comment, Chair Stevens closed the public hearing. Chair Stevens asked what the distance was from the sandblasting area to the cl sest residence. Mr. Plaisted stated it was approximately 250 feet to the closest resi ence and 280 feet to the property to the north. Chair Stevens asked what the decibel level o the equipment was. Mr. Plaisted stated it has not been measured. Commissioner Westgaard asked if the issue is enforcement of the 2005 permit r a change to it. He stated he appreciated the input of the residents. Mr. Barnhart explained that in the 2005 permit discussion, the applicant indicated that outside work would be loc ted on the west side of the building, which is inconsistent with what is occurring today. e stated that the neighbors' concerns are also an issue. He stated that the business will con nue and that the Planning Commission has the opportunity now to add conditions to limit e hours of operation and require the exterior work to be done on the west side of the buil ~. Commissioner Lemke stated that the mining operation is regulated by the MP A and questioned whether or not the sandblasting operation is regulated. Commissio er Westgaard stated that the sandblasting would likely be regulated by OSHA. He stated he ould like to see the outdoor activities moved to the west, away from the residents. Commissioner Staul questioned why the 2005 CUP does not address the outd r work. Mr. Barnhart noted that it would be difficult to address every possible issue that m arise. Commissioner Westgaard stated he felt there are issues that the Planning Com ~ssion is not able to enforce and that it is up to staff and the City Council. Mr. Barnhart ask d that the Commission provide clarification by adding conditions to address such issues a hours of operation, dust, and noise. Commissioner Westgaard asked if the application c uld withdraw his application. Mr. Barnhart stated yes he could. He explained that toff would be forced to act, and he questioned what standing the city had to enforce, whe the conditions are not clear. He stated that the Commission has the opportunity t clarify their goals and move the issue forward to the City Council. Commissioner Lemke stated he would like. to see staff, the property owner, anc~ the residents work together to remedy the situation. Commissioner Staul asked the applicant what would be the financial impact of oving the outdoor operation to the west. Mr. Plaisted stated he could not answer the qu~e tion at this time. Commissioner Scott stated he did not feel financial consideration was th Planning Commission's issue. NIr. Barnhart stated tkiat the Commission has heard the is ues and concerns, with the option for an additional building for the sandblasting. Hen ted that this is a use in an intensive industrial zone. He .asked that the Commission make th it Planning Commission Minutes September 11, 2007 recommendation not based on costs, but on what will address their concerns. Page 8 Elk River Police Chief Jeff Beahen - requested that the Commission provi e clarity in the conditions so that they are not left "holdimg the bag". He explained that the p lice department sometimes receives 3 - 4 complaints a day for this operation. Chic Beahen noted that the majority of the calls are related to noise and hours of operation, and he was not aware of complaints regarding dust. He stated that this has become a "ho "issue in the neighborhood which needs to be resolved. Chair Stevens stated that the conditions need to be tightened so that they are ~ He stated it appears that certain promises were made to the residents and that be a lot of complaints that need to be addzessed. Commissioner Scott stated that the recent Tiller CUP required hours of opera reduced. He noted that this issue will became more of a problem with the ark developed with 2 '/2 acre lots. He stated that it would be helpful if some guide up for the entire mining area, such as hours of operation, to provide consisteri Barnhart stated that the mining operations have their own set of rules set up b county regulations. Commissioner Anderson felt the outside operations need to be moved further the impacts. Commissioner Scott concurred. Commissioner Anderson state permit assumed the operation was going to be contained, and that the access ~ Avenue would be terminated and that did not happen. He felt that prohibitin 211th Avenue would help the dust issue. He stated that follow-up needs to oc noise, dust and environmental impacts. He stated that it is clear the outdoor i be located to the west, not the north, and that noise levels should be measure whole issue should be studied further. Commissioner Lemke stated he was comfortable approving the request with t operation. He stated the property owner hlas a right to use the property, but r way that it harms his neighbors. He concurred with Commissioner Anderson research is needed. Chair Stevens asked how long they have to act on the application, since it stag the application has not been accepted as camplete. Mr. Barnhart stated that t] is now complete, and the city has until November 11, 2007 to act on it. Chair that he had concerns with making a recommendation with conditions that ma~ onerous or overkill. NIr. Barnhart asked that the Commission provide a recommendation as to ho the issues of concern. He stated that the residents will always know that the 1 there, and noise level standards for this type of business would be considered Commissioner Staul suggested that they include some conditions, so that the has something to consider. MOTION BY COMMISSIONER LEMKE TO RECOMMEND APPR THE REQUEST BY STONEWORKS OJT LAND CO.) FOR A COND USE PERMIT WITH THE CONDITIbNS PROPOSED BY STAFF I REPORT TO THE PLANNING CO1V)~MISSION DATED SEPTEMB AND INCLUDING AN ADDITIONAL. CONDITION AS FOLLOW; seems to ~n to be begins to be nes were set ~. Mr. the state and ~vay to reduce hat the 2005 211th the use of it regarding ivities should and the hours of in such a ~t further in the memo application 'evens stated grove to be address Bess is loud. Council AL OF IONAL THE 11, 2007, Planning Commission Minutes Page 9 September 11, 2007 - OUTSIDE OPERATIONS INCLUDING CUTTING, SANDB TING AND POWER WASHING SHALL OCCUR TO THE WEST OF THE N BUILDING ON SITE, SOUTH OF THE NORTH EDGE OFT E BUIDLING AS SHOWN IN THE AERIAL PHOTO OF THE SI E PROVIDED. The motion died (no second). MOTION BY COMMISSIONER ANDERSON AND SECONDED COMMISSIONER AUSTAD TO RE~OMMEND APPROVAL OFT E REQUEST BY STONEWORKS (JT LAND CO.) FOR A CONDITIO AL USE PERMIT, CASE NO. CU 07-25, WITII THE FOLLOWING ADDITI NAL CONDITIONS: NOISE, DUST AND WATER RUNOFF AT THE PROPERTY LIN SHALL MEET OR EXCEED STATE AND LIQCAL STANDARDS FOR ENVIRONMENTAL/PUBLIC SAFF~TY REQUIREMENTS, INCL ING ENCLOSING OR SCREENING OF'~'HE CURRENT OUTSIDE O RATIONS. Commissioner Westgaard stated that he feint these issues should have already en looked at by the City Engineer and Environmental 1~dministrator in the original review f the 2005 permit. Comnssioner Anderson stated that there are now different issues si e the extent , of the outdoor activities is very different fitom what was proposed in the origi 1 CUP. Commissioner Lemke stated that he would have liked to have the Environme al Administrator present for this discussion. Commissioner Westgaard stated th is has been noted that the site was inspected in 2006 bey the MPCA and that if there were y issues at that time, they would have been required to address them. THE MOTION FAILED 3-4. Chair Stevens and Commissioners Lemke, estgaard and Staul opposed. MOTION BY COMMISSIONER ST LAND SECONDED BY COMMISSIONER ANDERSON TO ECOMMEND APPROVAL O THE REQUEST BY STONEWORKS (JT L AND CO.) FOR A CONDITIO USE PERMIT, CASE NO. CU 07-25, WITI# THE FOLLOWING CONDI I NS: HOURS: GENERAL OPERATION 6A TO 6P, 7 DAYS PER WEEK HOURS: OUTSIDE OPERATION 7A TO 6P M-F, 8A TO 5P S/S OUTSIDE OPERATION TO INCLU~E CUTTING, SANDBLASTI ,POWER WASHING. OUTSIDE OPERATIONS SHALL BE COMPLETED I AN ENCLOSED AREA TO MEET OR E%CEED REGULATORY STAN DS. AND SUBJECT TO 2 CONDITIONS: 1. PAYMENT OF APPLICATION AND REVIEW FEES 2. ALL OTHER CONDITIONS AS PREVIOUSLY IMPOSED: 1. THE EXISTING ACCESS FROM HIGHWAY 169 CAN NOT UTILIZED BY THIS FACILI'IrY. THE PROPOSED CONNE ION TO THE EXISTING DRIVEWAY !SHALL BE ELIMINATED FR M THE SITE PLAN. 2. ALL COMMENTS OF THE CXTY ENGINEER SHALL BE ADDRESSED. '~ Planning Commission Minutes September 11, 2007 Page 10 3. THE EXISTING RESIDEN(E IS ALLOWED TO REMAI ROVIDEI THAT THE OCCUPANTS A~E EMPLOYEES OF PLAIST COMPANIES OR JT LAND COMPANY AND THEIR JOB THAT OF CARETAKER OF THE MINING PIT AND OR PRODUCT N FACILITY. 4. SCREENING SHALL BE PROVIDED ALONG THE EAST OPERTY LINE, BETWEEN THE FACILITY AND THE ADJACENT RESIDENCE. 5. DOWNCAST BUILDING LIGHTS ONLY, NO OTHER SIT LIGHTING IS ALLOWED. MOTION CARRIED 6-1. Commissioner Westgaard opposed. 6. Other Business NIr. Barnhart noted that staff will be requesting an ordinance amendment to nge the regular Planning Commission meeting back to the fourth Tuesday and the w r shop to the second Tuesday of each month, beginning January 1, 2008. He stated that he advise the Commissioners if the change is made. Adjournment There being no further business, MOVED BY COMMISSIONER AUSTA~ TO ADJOURN THE MEETING. The meeting of the Elk River Planning Commission adjourned at 8:50 p.m. Respectfully submitted, .~ ~Q~ ~. Debbie Huebner Recording Secretary